Renting with Bradshaws - Tenant Guide

Helping You Find and Secure Your Next Home

At Bradshaws, we understand that renting a property is a big decision. Whether you are moving for work, family, lifestyle or simply looking for a fresh start, our lettings team is here to guide you through the process with clarity, care and practical advice.

From your initial enquiry through to moving day and beyond, we aim to make the process as straightforward as possible, helping you understand what is required, what to expect and how to put yourself in the strongest position when applying for a rental property.

Starting Your Property Search

When you begin your search, it is helpful to have a clear idea of your requirements. This might include location, budget, number of bedrooms, parking, outside space, school catchments, commuter links and whether you need a pet-friendly home.

Our experienced property advisors will take the time to understand what matters most to you, so we can help match you with suitable properties and keep you informed when new opportunities become available.

The rental market can move quickly, so we recommend registering your details with us as early as possible and ensuring we have up-to-date information about your position, requirements and timescales.

Viewing a Property

Once you have seen a property that may be suitable, we will arrange a viewing where possible and answer any questions you may have.

When viewing, it is worth considering not only the property itself, but also the surrounding area, transport links, parking, local amenities and how well the home suits your day-to-day lifestyle.

If you are interested in applying, we recommend letting us know as soon as possible so that we can talk you through the next steps.

Applying for a Rental Property

If you would like to apply for a property, we will ask you for some initial information. This will usually include your full name, contact details, employment position, income, current address, proposed move date and details of any other adults who will be living at the property.

The landlord will need to consider your application before the property can be reserved. This decision may take into account affordability, referencing, suitability, move-in timescales and any specific requirements relating to the property.

We will always aim to keep you updated throughout the application process.

Affordability and Referencing

Before a tenancy can proceed, tenants will usually need to pass affordability and referencing checks.

As a general guide, affordability is assessed by looking at whether your income is sufficient to comfortably cover the rent. This may include your basic salary, regular income, pension income, benefits, or other evidenced income. If your income does not meet the required level, a guarantor may be considered, subject to the landlord’s agreement and successful referencing.

Referencing will usually include checks on your identity, employment or income, previous rental history, credit profile and right to rent in England.

Being prepared with the right information can help avoid delays. Useful documents may include photo ID, proof of current address, recent payslips, employment details, bank statements where required, previous landlord details and confirmation of any benefits or additional income.

Right to Rent Checks

All adult occupiers must complete a Right to Rent check before the tenancy starts. This is a legal requirement in England.

The type of check required will depend on your circumstances. British and Irish citizens may be able to provide acceptable identity documents, while other applicants may need to provide a valid share code so their status can be checked online.

We will guide you through what is needed at the appropriate stage.

Holding Deposits

If your application is accepted in principle, you may be asked to pay a holding deposit to reserve the property while referencing and pre-tenancy checks are completed.

A holding deposit is capped at the equivalent of one week’s rent.

Once paid, the property should not usually continue to be marketed to other applicants while your application is progressing. The holding deposit is normally put towards your first month’s rent or tenancy deposit once the tenancy proceeds.

There are some circumstances where a holding deposit may not be refundable, for example if an applicant withdraws, provides false or misleading information, fails a Right to Rent check, or does not take reasonable steps to enter into the tenancy.

We will explain the process clearly before any holding deposit is taken.

Tenancy Deposits

Most tenancies require a security deposit before move-in. This is held as protection for the landlord against issues such as unpaid rent, damage, missing items or breaches of the tenancy agreement.

For most residential tenancies, the tenancy deposit is capped at five weeks’ rent where the annual rent is below £50,000. For higher-value tenancies, the cap may be six weeks’ rent.

Your deposit must be protected in an approved tenancy deposit scheme, and you should be provided with the relevant prescribed information.

At the end of the tenancy, the deposit is returned subject to the terms of the tenancy agreement, the condition of the property and any agreed deductions.

Rent in Advance

Under current rules, rent should not be requested before the tenancy agreement has been signed.

Once the tenancy agreement has been signed, tenants can usually be asked to pay a maximum of one month’s rent in advance.

This helps make upfront renting costs fairer and more transparent for tenants.

Rent Guarantee and Guarantors

In some cases, a landlord may require additional reassurance before agreeing to a tenancy. This may be because of income level, employment status, credit history, limited rental history or the result of referencing.

Where appropriate, a guarantor may be considered. A guarantor is someone who agrees to be responsible for the rent and certain tenancy obligations if the tenant does not meet them.

Some landlords may also have rent guarantee insurance in place. Where this applies, the insurer may set specific affordability or referencing requirements that must be satisfied before the tenancy can proceed.

We will always explain what is required and why, so you understand the position before moving forward.

The Renters’ Rights Act

The Renters’ Rights Act has introduced important changes to private renting in England.

One of the biggest changes is that Section 21 “no fault” eviction notices have ended. This means landlords can no longer ask tenants to leave without using a valid legal reason.

Tenancies are now generally periodic, meaning they continue on a rolling basis rather than being tied to a fixed-term end date. This gives tenants greater flexibility, while still allowing landlords to regain possession where a valid legal ground applies.

Tenants also have additional protections around rent increases, upfront payments, pets and discrimination.

Rent Increases

Landlords can still increase rent, but the process must be handled correctly.

Rent increases are generally limited to once per year and must follow the required legal process. Tenants may also have the right to challenge a rent increase if they believe it is above market level.

At Bradshaws, we aim to ensure rent reviews are approached fairly, professionally and in line with current legislation.

Pets

Tenants can request permission to keep a pet at a property. Landlords must consider requests fairly and should not refuse unreasonably.

However, this does not mean every pet request will automatically be approved. The landlord may consider the type of property, the type of pet, lease restrictions, insurance requirements and any reasonable concerns about suitability.

If you have a pet, we recommend being upfront from the beginning so this can be discussed properly before you apply.

Tenants with Children or Receiving Benefits

Landlords and agents must not apply blanket bans against tenants because they have children or receive benefits.

Applications still need to be assessed properly, including affordability, referencing and suitability for the property, but applicants should be treated fairly and individually.

Looking After the Property

Once you move in, you are expected to look after the property in a tenant-like manner. This includes keeping the property clean, reporting maintenance issues promptly, allowing access for agreed repairs or inspections, and using the property responsibly.

Your tenancy agreement will set out your responsibilities in more detail, including rent payment dates, utility obligations, garden maintenance where applicable, and rules around alterations, pets, smoking and occupiers.

Good communication is key. If something goes wrong, please let us know as soon as possible so the matter can be addressed.

Repairs and Maintenance

Landlords are responsible for keeping the structure and exterior of the property in repair, along with key installations for heating, hot water, sanitation, gas and electrics.

Tenants are responsible for reporting issues promptly and taking reasonable care of the property.

If Bradshaws manages the property, we will guide you on how to report maintenance issues and what information we need. This may include photographs, videos or details of when the problem first occurred.

Emergency repairs should always be reported as quickly as possible.

Ending Your Tenancy

As tenancies are now generally periodic, tenants can usually end their tenancy by giving the required notice in writing.

Before serving notice, it is important to check the terms of your tenancy agreement and ensure you understand your notice period, rent obligations and move-out responsibilities.

Before leaving, you should return the property in accordance with your tenancy agreement, remove your belongings, clean thoroughly, return all keys and provide forwarding contact details.

A check-out may then be carried out to assess the condition of the property against the original inventory.ontent...